Lower Hawkstor Farm Hawkstor, Bodmin, Cornwall PL30 4HN

01579 384321 384321 01579 email tel. [email protected]

.kivells. com www

£325,000

 Detached renovated farmhouse on Bodmin Moor  Character, yet double glazed, two wood burners and central heating  Two reception, kitchen, utility, bathroom and three bedrooms  Ample parking, plus double garage with potential and stone barns  Private, yet accessible south facing site approximately 0.5 acre  Property has been used for holiday letting and is fully furnished  BT infinity broadband is connected  Further land is available subject to moorland rights Ref: CA00004777

SITUATION DIRECTIONS Map Reference OS Land Ranger Map: 200 - 146/745. The house enjoys a sheltered From Bodmin proceed towards Launceston on the A30 road for approximately southerly aspect being less than 1/2 a mile off the A30 and accessed from a private 7 miles where at the bottom of a small hill immediately after a left hand turning to track which serves just two other dwellings. The major mid Cornwall town of St. Breward and a lay-by with picnic tables turn left onto a private road. This left Bodmin is some 7 miles to the west and provides a range of shops, services, schools, turn is also adjacent to a crossing point on the A30 dual carriageway. Proceed up etc. and access to the Camel Trail (foot/cycle path) which connects to Wadebridge this private road where within 1/2 a mile the property will be found on the right hand and Padstow. Just south of Bodmin with access off the A38 road is Bodmin Parkway side. Station with a service to London. The A30 to the east links with the M5 at Exeter which is within 1.5 hours travelling distance. The Cornish coastal resorts of Polzeath, Padstow, Newquay and Looe are all within some 40 - 45 minutes travelling distance.

DESCRIPTION The property is understood to date back to 1831 and is the inner one of three properties having access off a private road and therefore experiences no passing traffic. Whilst having mains electric connected the property has the benefit of its own private water supply from a bore hole and also private drainage. The property has recently been let successfully as a holiday home having previously been a main residence and for many years had a totally self-sufficient occupier. The adjacent barns offer great scope for repair/refurbishment, whilst the double garage has the potential for replacement possibly with a log cabin/play barn.

ACCOMMODATION The accommodation is accessed by a new double glazed door (July 2014) with Porch leading to a central Hall with the Two Receptions off on either side, each having stone fireplace with fitted wood burning stove. The Kitchen is well fitted with a good range of cupboards and worktops, stainless steel sink with an adjoining separate Utility Room having provision for appliances, built-in cupboard and giving access to the Bathroom with a three piece suite having shower fitment over the bath. There is also a convenient second W.C. adjacent to the side door off the kitchen.

Staircase ascends to the First Floor Landing with window overlooking the rear garden and all Three Bedrooms lead directly off having doubles on either side and a single bedroom in the middle. The reception rooms and the three bedrooms all enjoy open outlook and southerly aspect.

OUTSIDE From the entrance track a drive gate opens onto a wide gravelled driveway providing parking and also leading onto the detached Double Garage 17’ 5” x 16’ 2” (5.30m x 4.92m) and set on a concrete base. There are enclosed lawn areas to the front and side of the dwelling with further open lawn on the opposite side and across the rear with an attractive backdrop of small trees beyond the boundary and like the dwelling most of the garden enjoys a southerly aspect. Barn 19’ 8” x 7’ 10” (6m x 2.4m). Former Hen House 11’ 10” x 6’ 3” (3.6m x 1.9m) and Lean-To Store 11’ 10” x 10’ 6” (3.6m x 3.2m) which contains the pressure tank and filter for the private water supply. The site extends in all to approximately 0.5 of an acre. Should a purchaser be interested in additional land in the area then please contact the Agent to discuss further.

SERVICES Mains electricity. Private water and drainage. B.T. telephone and Broadband connection.

COUNCIL TAX BAND C

EE RATING E.

TENURE Freehold

Please note: Energy Performance Certificate (if applicable]: A copy can be inspected at our office or on our website. Full details can be obtained from www.energyregister.com,

VIEWINGS Due to the property being used as a holiday cottage, viewing is STRICTLY by appointment only and prospective purchasers should not attempt to visit the property without an Kivells for themselves and for the vendors or lessors of this property whose agents they are, give notice: appointment. Please ring 01579 384 321 to view this property and check availability before incurring The particulars are set out only for the guidance of intending purchasers or lessees and do not constitute part of an offer or contract. All descriptions, photographs - which may be taken with a wide angle lens or zoom, dimensions, references to condition and necessary permissions for use and occupation and other details are given travel time/costs. FULL DETAILS OF ALL OUR PROPERTIES ARE AVAILABLE ON OUR WEB- without responsibility and any intending purchasers or tenants should not rely on them as statements or representation of the fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. SITE www.kivells.com. No person in the employment of Kivells has any authority to make or give any representation or warranty whatsoever in relation to this property. In the event that our details are used in part exchange negotiations we reserve the right to recoup our costs. All dimensions are approx. None of the fittings or appliances have been tested by ourselves. O.S. Maps reproduced under Licence No. 100043231

Kivells Limited, registered in England & Wales. Company no: 08519705 Registered office: 2 Barnfield Crescent, Exeter, Devon, EX1 1QT

BRANCHES AT: Bude 01288 359999 Callington 01579 384321 Exeter 01392 252262 Holsworthy 01409 253888 Launceston 01566 777777 Liskeard 01579 345543